Q&A

Our vision is to create a new sustainable, sympathetically designed neighbourhood for Cirencester that will deliver new and affordable homes, set in a unique green landscape with employment, community and leisure facilities at its heart.

Over the last few years we have endeavoured to engage with the local community and stakeholders, a process we remain firmly committed to as the plans continue to evolve.

The following ‘Questions and Answers’ document is intended to be informative and to provide you with a better understanding of the timing and processes involved in turning our vision into a reality.

Will there be any opportunities for the community to have a say in the future?

How long will the development take to build?

COMMUNITY MANAGEMENT TRUST

What is the charitable Community Management Trust (CMT)?

SITE CONNECTIVITY

How do you propose to improve the road network?

Can you drive from one end of the development to the other?

What improvements will be made to public transport?

What are the access arrangements into the site?

How will people get in to town or travel to local schools?

EDUCATION

What provision has been made for Early Years?

What provisions have been made for Primary Education?

What provisions have been made for Secondary Education?

What provisions have been made for Further Education?

HEALTHCARE

What healthcare provisions have been made?

TOWN CENTRE

What improvements will be made to Cirencester Town Centre?

OTHER SPORTS FACILITIES

What about other sports facilities around the town – how will they cope?

GREEN INFRASTRUCTURE AND OPEN SPACE

What provision has been made for green infrastructure?

How will the open space will be managed?

EMPLOYMENT

How many jobs will the development create?

SITE DRAINAGE AND NEW FACILITIES

How will this be managed?

How will the existing local sewer copy with new development?

GENERAL

Where has the Application got to?

In January 2016, Bathurst Development Limited (BDL) submitted an Outline Planning Application for a high quality residential-led mixed use scheme on Land South of Chesterton, Cirencester. This represented the culmination of 5 years of work and input from a wide range of stakeholders

Outline planning consent will only be issued when legal agreements securing the developer contributions under S106 of the Town and Country Planning Act have been signed by both BDL and the District and County Councils

Once approved the outline consent will establish the principle of development on the site, permitted uses on the site, the location of those uses and the maximum building heights. In addition, it agrees the main vehicle access points and other guiding principles behind the masterplan, as set out in the Design and Access statement that accompanied the planning application

On the 13th March 2018, The Secretary of State for Housing, Communities and Local Government, The Rt. Hon. Sajid Javid MP, decided not to call in the application and that it is appropriate for the Council to determine the application

What is a S106 Agreement?

This is a planning obligation under Section 106 of the Town and Country Planning Act 1990 (as amended) and more commonly known as ‘S106 agreements’

It is a legally binding document that that focuses on providing financial contributions to offset the impact of the development and making it acceptable in planning terms. Obvious items included in the S106 agreement would be, for example, the level of affordable housing provision, the timing and level of education provision, the sports and leisure facilities and offsite financial contributions toward town centre improvements and parking

S106 agreements are often referred to as ‘developer contributions’

THE APPLICATION

What is the Chesterton Application for?

It is an Outline Application and comprises several parameter plans (area plans) that will establish the principle of development and set the type of land uses (houses, shops, offices etc); the maximum building heights; and the areas of green space. It also fixes the location and design of the three new roundabouts to access the site off Tetbury Road, Spratsgate Lane and Wilkinson Road

In summary, the proposals are for up to 2,350 new high-quality homes ranging in size and incorporating up to 705 affordable homes, 60 homes for the elderly (over 65) 100 student units and up to 5% custom and/or self-build plots, subject to demand

Up to 22.5 acres of employment land ranging from start-up offices to larger industrial units.

A new 3-form entry primary school with an associated 78 place nursery

Landscaping and associated supporting infrastructure to include new vehicle access points from Tetbury Road, Spratsgate Lane and Wilkinson Road

COMMUNITY AND LEISURE

What leisure / recreation facilities will there be for the community?

Approximately 100 acres of open space – available to everybody – including formal and informal play areas, new planting, woodlands, sports pitches and attenuation ponds

A community hub that includes land for a health centre and a range of shops including possibly a pharmacy, restaurants and cafes

A multi-purpose community building, an indoor sports hall and a range of sports facilities including a multi-use games area, 3 tennis courts, 2 junior football pitches and numerous equipped play areas

A series of pedestrian routes and cycleways comprising attractive circular routes and integrating the scheme with wider countryside, Chesterton and the town centre

What does it mean when you refer to ‘affordable homes’?

30% of all new homes at Chesterton will be affordable homes (705 affordable homes for local people)

In any development, a balance has to be achieved which maximises the level of affordable housing whilst delivering the necessary infrastructure and other important onsite and offsite improvements including, but not limited to, public transport, highways, health, sports and leisure, town centre improvements and parking

The affordable homes will comprise:

387 Affordable Rented properties – which are defined as new homes provided and managed by a Registered Provider which are rented to people eligible for Social Rented Housing where the rent is controlled and is discounted by 20% off local market rents

247 Shared Ownership properties – which are defined as new homes where a leaseholder is able to purchase an initial percentage (being not more than 75% and not less than 25%) of the value of the shared ownership property and from time to time purchase an additional percentage so as to increase their ownership up to 100% should they so wish. Shared ownership homes are particularly important for helping first time buyers gain access to the housing market, enabling them to remain in the local area for family or employment reasons

A further 71 Social Rented properties – which are defined as new homes owned and managed by a Registered Provider for which guideline target rents are determined through the national rent regime, and which meet the criteria set out in the National Planning Policy Framework 2012 Annex 2 or its successor

The Council has identified that 393 households were listed on the housing register and in need of affordable housing for rent. The Chesterton development plays a hugely important role in meeting this local need, where those people with a local connection will have priority

For example, a local connection can include those persons or their partners who have lived in the Parish or surrounding area for a continuous period of time, had their principle place of work in the Parish or surrounding areas, or one or more of their parents, grandparents, children or siblings living within the Parish or surrounding area for a continuous period of time

In addition, up to 5%, subject to demand, of all the homes within the Development are to be offered for custom and/or self-build housing and there will be 60 homes for the elderly – those people over the age of 65. There will also be 100 student accommodation units

TIMINGS

What happens next?

There are several important steps remaining in the planning process before work can commence onsite. This includes, but is not limited to the signing of the S106 legal agreements and issue of the consent; the submission and agreement of the Site Wide and Area Specific Design Codes and the submission and approval of the detailed ‘Reserved Matters applications’ and discharge of conditions applications

The summary provided below, is an indication of what happens next as we move closer to delivering the new homes and jobs on site. This is an indicative timetable only and could be subject to change as several factors are outside the control of BDL

Spring / Summer 2018

BDL to carry out further consultation on the Site Wide Design Code and the initial Area specific masterplan for the first phase of development

S106 legal agreement to be signed between BDL, Cotswold District Council and Gloucestershire County Council

Planning Consent Decision Notice issued

Discharge of pre-commencement planning conditions

Autumn / Winter 2018

Discharge of pre-commencement planning conditions – ongoing

A charitable Community Management Trust to be established

Preparation and consultation on Reserved Matters applications for primary infrastructure and first phase(s) of residential and commercial development

Submission of Reserved Matters applications to Cotswold District Council

Spring / Summer 2019

Discharge of pre-commencement planning conditions – ongoing

Work to start on laying of new sewer pipeline from Chesterton to the sewage treatment works

BDL to enter discussions with house builders regarding construction and delivery of first phase

Anticipated determination of Reserved Matters Applications

Autumn / Winter 2019

Infrastructure work to commence on first phase

Housebuilders to start construction on first houses

Occupation of first home by end of 2019

When will the first house be ready?

We anticipate the first homes could be ready by end of 2019 subject to planning considerations and work with all relevant consultees

Will there be any opportunities for the community to have a say in the future?

Yes, there will be additional consultation on the detailed planning proposals and the Council will also provide additional opportunities for people to comment at this stage

Contact details for the Project Team are available on the website for anyone with questions or who would like more information

How long will the development take to build?

This will depend on the duration of the detailed planning process although we anticipate the build will be completed by 2032 subject to market demand

A Construction Management Plan will be prepared for agreement with the Council. This will set parameters for the construction including: working hours onsite, mitigation measures, access for construction traffic etc.

COMMUNITY MANAGEMENT TRUST

What is the charitable Community Management Trust?

The Community Management Trust (CMT) is a charitable trust which will reinvest any surpluses back into the community

The CMT will own, maintain and manage the green open spaces and community buildings, areas of play, sports pitches and other assets

The CMT will also build a strong, healthy and cohesive community in which everyone who lives, works or goes to school at Chesterton can feel a part

It has 4 core functions:

Management and maintenance of public open space

Financial management and investment of its assets

Providing and managing of its facilities and services

Promoting community development and integration

The Trust will collect an annual levy from residents and businesses on the site (estimated to be between £200 to £300 per annum based on existing rates)

BDL will provide upfront payments or endow the Trust with assets to ensure it is financially viable during the early years of the development before a critical mass of dwellings is on site and paying into the fund

The suggested improvements will help to future proof against traffic increases and changes in flows

The phasing and trigger points of the various highway improvements have been agreed with the County Council

A £131,000 financial contribution will be provided to GCC to enable future implementation of a Toucan crossing A419/A429/Hammond Crossing/Hospital Roundabout

Traffic surveys were undertaken in October 2013, June 2014, October 2014, December 2014 and in February 2017

Independent Highways reports have said the traffic impact will not be severe, the scheme has been assessed through traffic modelling based on 95% car usage

Can you drive from one end of the development to the other?

There is no public motor vehicle access through the site although mobility scooters, pedestrians and cyclists will have access. There is also bus and emergency vehicle access through the whole site

What improvements will be made to public transport?

£1,810,000 will be provided for new and improved public transport services

Improvements to bus services will be made in three phases:

Phase 1, provision of an hourly bus service from 0600-1000 and 1600-2000 to serve the site, Cirencester Town Centre and Kemble Station, Monday to Saturday;

Phase 2, (in addition to phase 1) provision of an hourly bus service from 1000-1600 to serve the site and Cirencester Town Centre, Monday to Saturday; and

Phase 3 – full service, provision of a through road and bus gate within the site to facilitate an hourly bus service Monday to Saturday between Cirencester Town Centre, the site and Kemble Station between 0600 and 2100. The frequency would increase to half-hourly during peak commuter times (0600-1000 and 1600-2000) Monday to Saturday

What are the access arrangements into the site?

Two main vehicle access points come from the East and the West with the new roundabouts of Tetbury Road and Spratsgate Lane

A third secondary vehicle access point will come from a roundabout off Tetbury Road

How will people get into town or travel to local schools?

Much of the new residential development is within a reasonable walking distance of Deer Park School / Cirencester College, Love Lane Industrial Estate and the Town Centre

There is the opportunity for many future residents to walk to these destinations although it is acknowledged that not all residents will be able to walk between the site and the town centre and some will choose to drive

Cirencester and Kemble Station are within a reasonable cycle distance of the site meaning that there is the opportunity for future residents to make these journeys on a bike

We believe that the site is sustainable in transport terms and improvements to the bus service will also make it more desirable to use public transport

A new 3 form entry primary school with capacity for 630 pupils will be provided on site

This will open by the occupation of the 500th dwelling as part of the build and site programme

What provisions have been made for Secondary Education?

A financial contribution of £3,275,118 to GCC will be made to finance additional places at Deer Park School and Kingshill School

What provisions have been made for Further Education?

A £400,000 financial contribution will be made to CDC to support the provision of additional apprenticeship places at Cirencester College and Stroud College.

HEALTHCARE

What healthcare provisions have been made?

The application allows for a health centre on site. The planning requirement is for a facility of circa 600 m sq (equivalent to 2 GP practices)

The location of the health centre will be within the centre of the development, close to the existing farm buildings at Chesterton Farm. The intention is for this to be in place and open by the occupation of the 500th dwelling, circa 3 years into the build programme and once access from the west is provided

The delivery of the Chesterton development will strengthen the case to retain and extend existing services at the local hospital

TOWN CENTRE

What improvements will be made to Cirencester Town Centre?

BDL is keen to ensure that the Chesterton development is well connected to Cirencester Town Centre. Existing footpaths and bridleway links will be greatly improved and the local bus service will also be improved

As part of the S106, BDL will be contracted to make a £500,000 financial contribution towards improved town centre parking

A further £100,000 financial contribution towards improvements to the town centre public realm will be made

OTHER SPORTS FACILITIES

What about other sports facilities around the town – how will they cope?

£900,000 of financial contributions will be provided to CDC to improve and maintain off-site sports facilities including:

the maintenance of the resurfaced Artificial Grass Pitch at Cirencester Deer Park

maintenance of a 3g football pitch at Corinium Stadium

the provision of floodlighting at Cirencester Rugby Club,

a contribution towards the provision of new Rugby Union pitches at Pike Field

a contribution towards the maintenance of the Cirencester Leisure Centre

GREEN INFRASTRUCTURE AND OPEN SPACE

What provisions have been made for green infrastructure?

On-site green infrastructure will be provided, as part of the development including 39.9 hectares for open green spaces, 16.5 acres for a formal park, 36.3 acres for semi-natural open space and 1.7 acres for allotments

Approximately 100 acres of open space will be provided

The public open space will include areas for new planting, woodlands, water attenuation areas, informal landscaping, sports pitches and play areas and 5 local equipped areas of play

There will also be areas of wild flowers and pollen and nectar, along with bat roosting areas and boxes, bird nesting boxes, skylark plots, areas for Great Crested Newts, and new tree and hedge planting

How will the open space be managed?

The open space will be managed and maintained by the charitable Community Management Trust based on the site with Trustees appointed to oversee it and paid professional officers to carry out its day to day management and services

All of the open space will be accessible to the public to use and enjoy

It will include areas of formal and informal play space, meadows with paths cut through and landscaping areas

EMPLOYMENT

How many jobs will this development create?

The development is estimated to generate circa. 1,800 new permanent jobs onsite via the employment area, local centre and school

An additional 352 full-time jobs will be created during the construction phase, with an additional 350 indirect jobs created in the supply chain and apprenticeships

SITE DRAINAGE AND NEW FACILITIES

How will this be managed?

The proposals include a sustainable urban drainage system designed to minimise flood risk and maximise landscape and ecological benefits. This will result in no change to off-site drainage condition

How will the existing local sewer cope with new development?

A new sewer connecting the development directly to the sewage treatment works is proposed. Thames Water is currently investigating the ability to link in around 850 existing properties in to the new sewer to relieve capacity on the existing system

Thames Water has been commissioned to design a new sewer connecting directly from the development to the sewage treatment works, bypassing the network in the town

The new sewer will be in place prior to the first occupation of new dwellings